A . Site Plan Review shall be required for (unless not required or waived pursuant to sections B and C below):
1 . Any development requiring a building permit on vacant parcels in unincorporated Boulder County.
2 . Any increase in residential floor area which results in a total residential floor area greater than 125%of the median residential floor area for the defined neighborhood in which the subject parcel is located. In determining if the proposed development is greater than 125%of the residential median floor area, any demolition and rebuilding of any existing residential structure or any portions thereof, shall be counted toward the threshold.
3 . Any cumulative increase in floor area of more than 1,000 square feet on a parcel over that existing as of September 8, 1998.
a . In calculating this 1,000 square foot threshold, any demolition and rebuilding of any existing structure or any portions thereof, shall be counted toward the threshold.
b. Any floor area not legally existing as of September 8, 1998 shall be counted toward the threshold.
c . Applies to all principal and accessory structure(s).
4 . New structures of any size requiring a building permit when the site is located within a Natural Landmark or Natural Area as described in the Environmental Resources Element of the Comprehensive Plan and shown on the Zoning District Maps of Boulder County.
5 . New structures 500 square feet or more in the 250' buffer associated with a Natural Landmark or Natural Area, as described in the Environmental Resources Element of the Comprehensive Plan and shown on the Zoning District Maps of Boulder County.
6 . New structures or additions to existing structures of any size on property over which a conservation easement has been granted.
7 . Development occurring in a Rural Community District as described in the regulations for that District.
8 . Any development or earthwork requiring a floodplain development permit.
9 . Any grading permit for over 50 cubic yards of earthwork (including grading associated with an access permit). 10. A change of use of a parcel, except to residential, or except from an existing Retail or Personal Service Facility
under Article 4-512.M. of this Code or from an existing Professional Office under Article 4-509.A. of this Code to a Marijuana Establishment under Article 4-512. of this Code.
11 . A commercial telecommunications facility utilizing an existing structure and meeting the height requirements of the district in which the facility is located.
12 . A small wind-powered energy system.
13 . A small solar energy system as a principal use.
Article 4 • 4-802 Applicability and Scope of the Site Plan Review Process for Development
B . Site Plan Review shall not be required for:
1 . Earthwork that is part of normal agricultural or mining practices
2 . Accessory structures less than 1,000 square feet
a . Except in those circumstances in which Site Plan Review is required because of cumulative threshold specified in this section A(2) or A(3)
b. Except in a Natural Landmark, a Natural Area, or in the associated 250' buffer as specified in this section A(3) & (4)
c . Except on conservation easements held by Boulder County
3 . Restoration of a structure that has been damaged or destroyed by causes outside the control of the property owner or their agent provided the restoration involves the original location, floor area, and height. Such restoration must comply with the current provisions of the Boulder County Land Use Code other than 4-800 (also see Nonconforming Structures & Uses, Article 4-1002(D) and 4-1003(F)).
a . Such restoration must be commenced within six months after the date on which the structure was damaged or destroyed, or a latent defect discovered and completed within one year after the date on which the restoration commenced. This limitation may be extended in the case of extenuating circumstances as determined by the Director.
b. Replacement of bridges, box culverts or low-water crossings or other structures spanning a creek or other drainage within a mapped floodplain under Article 4-400, may also be exempt from Site Plan Review under this Subsection 3., subject to administrative approval by the County Engineer for compliance with the Boulder County Storm Drainage Criteria Manual. The County Engineer may impose conditions on the construction to assure basic safety, including but not limited to requiring construction of a replacement bridge or crossing that is compliant with the Land Use Code and the Storm Drainage Criteria Manual either as a temporary or permanent replacement structure.
c . The provisions of this Section 4-802(B)(3) shall not apply to substantial improvements to structures in the Floodplain Overlay District as provided for in Section 4-400 of this Code.
4 . Development on subdivided land with a final plat approved after February 22, 1994, unless the plat approval otherwise requires Site Plan Review for the lots
5 . Development in approved Neighborhood Conservation Overlay Districts to the extent that the approved Neighborhood Conservation plan covers the relevant Site Plan Review criteria detailed in this Article 4-806
C . Site Plan Review may be waived for the following circumstances if the Land Use Director determines that there is no potential for any significant conflict with the criteria listed in Article 4-806 of this Code:
1 . Any increase in the total residential floor area to a size less than 125% of the median residential floor area for the defined neighborhood in which the subject parcel is located, up to an increase of 2,000 square feet.
a . This provision includes instances in which Site Plan Review would be required because the floor area exceeds the cumulative threshold specified in this section A(2) and B(2)(a)
2 . In the plains, any nonresidential accessory structure less than 5,000 square feet
3 . In the mountainous areas, any nonresidential accessory structure less than 2,000 square feet
4 . Any grading permit involving under 500 cubic yards of earthwork
5 . Any free-standing small wind-powered energy system that meets the height limitations for the zone district.
6 . Any roof-mounted small wind-powered energy system as described in that use classification description (4- 516(P)).
7 . Any ground-mounted accessory solar energy system.
In considering a waiver determination, the Director shall notify adjacent property owners. The Director shall not issue the determination for seven days following such notification and shall consider any comments received by the public. In waiving any requirement for Site Plan Review as authorized under this section 4-802, the Director may impose written terms and conditions on the waiver as may be reasonably necessary to ensure that the regulatory basis for the waiver is not contravened once the subject use or construction is commenced.
D . If the proposed permit or development requires Special Review, Limited Impact Special Review, Development Plan Review, Historic District Review (Section 4-114), or Subdivision Regulations or PUD Review, Subdivision Exemption, or Exemption Plat Review, the applicable Review process shall substitute for the Site Plan Review process under this section. In any such combined review process, the standards in Section 4-806 shall be applied to the part of the proposal requiring Site Plan Review.
Article 4 • 4-803 Pre-application Conference